Your first-home guide

Your first home, one informed step at a time.

Financing and house hunting are connected. A coordinated plan helps you see what needs to happen next — without rushing the decisions that matter.

Get pre-approved

Review income, credit, existing debt, savings and your down payment source. A lender’s pre-approval helps frame a search, but is not final approval for a particular property.

Gather income records, recent account statements and identification.
Discuss credit, employment changes and down payment documentation.
Understand the pre-approval’s conditions, expiry and what remains to be verified.

Understand your real budget

Separate what a lender may lend from what you are comfortable spending. Qualification uses a stress test; your own budget must also leave room for life after moving.

Include provincial and Toronto land transfer taxes, after confirmed rebates.
Plan for legal fees, inspection, title insurance, adjustments and moving.
Allow for property taxes, insurance, utilities, condo fees, maintenance and an emergency reserve.

House hunting with representation

Compare neighbourhoods, home types and ongoing costs while staying connected to your financing plan. Representation terms, services and compensation should be explained before you commit.

Separate must-haves from nice-to-haves and compare trade-offs.
Review the home’s condition, condo documents where applicable and potential issues.
Revisit financing if price, property type or your circumstances change.

Offer & closing

Discuss price, deposit, conditions and closing terms before making an offer. Your lender assesses the property and your file; your lawyer handles the legal transfer and funds.

Consider financing, inspection and other appropriate conditions.
Track condition deadlines and lender documentation requests.
Confirm final funds and closing adjustments with your lawyer; avoid taking on new debt.

There is no promised timetable. Your preparation, lender review, search, negotiated conditions and closing date all affect the journey. You remain in control of your decisions.

Who else is involved?

One professional can coordinate mortgage guidance and real estate representation, but you will still work with a lender and a real estate lawyer. An inspector, appraiser, insurer or tax adviser may also be involved. Each has a distinct role; coordinated guidance does not replace independent legal or tax advice.

Your first home starts with a conversation.

Bring your questions. We’ll start with where you are, not where you think you should be.

Prefer to talk? Call 647-342-1355

Start Your First-Time Buyer Consultation